DRC Summary 091504 City of Cupertino
10300 Torre Avenue, Cuperrino, California 95014 (408) 777-3308
To: Mayor and City Council Members
Planning Commissioners
From: Steve Piasecki, Director of Community Development
Date: September 21, 2004
Subj: REPORT OF DESIGN REVIEW COMMITTEE FINAL DECISIONS MADE
September 15, 2004
Chapter 19.136 of the Cupertino Municipal code provides for
A eal of decisions made b the Desi Review Committee
1. Application
DIR-2004-19; Danny Lee,10078 Santa Clara Avenue
Description
Director's Minor Modification of a use permit (U-2004-07) to review minor
architectural changes.
Action
The Design Review Committee approved the application on a 2-0 vote. This is
effective September 15, 2004. The fourteen-calendar day appeal will expire on
September 29, 2004.
Enclosures:
Design Review Committee Report of September 15, 2004
Resolution No.171
Plan Set
2. Application
R-2004-23: Duk Lee (Sung Lee residence),10303 Scenic Drive
Description
Residential Design Review of a 2,477 square foot first and second story addition,
and exception far the second story to exceed 35% of the first story, and a second
story rear deck exception, for a total house size of 4,123 square feet.
Action
The Design Review Cominittee approved the application on a 2-0 vote. This is
effective September 15, 2004. The fourteen-calendar day appeal will expire on
September 29, 2004.
Enclosures
Design Review Cominittee Report of September 15, 2004
Resolution No.172
Plan Set
3. Application
R-2004-27; Jing Quan (Kidambi residence),10060 Carmen Road
Description
Residential Design Review for a new, two-story 3,629 square foot residence and a
second story deck exception.
Action
The Design Review Committee approved the application on a 2-0 vote. This is
effective September 15, 2004. The fourteen-calendar day appeal will expire on
September 29, 2004.
Enclosures:
Design Review Crnnmittee Report of September 15, 2004
Resolution No. 173
Plan Set
G:planning/Drc/091504 summaryletter.doc
To: Design Review Coinmittee Date: September 15, 2004
From: Peter Gilli, Senior Planner
Subject: Application: DIR-2004-19
Location: 10078 Santa Clara Avenue
Project Description: Minor Modification to a use permit (U-2004-0~ to review minor
architeciural changes.
RECOMMENDATION:
Staff recommends that the Design Review Coxnxnittee:
1. Approve DIR-2004-19 subject to the model resolution.
BACKGROUND
On July 26, 2004, the Planning Commission approved a Use Permit and Architectural Site
Approval for two new two-story residences in a planned development zoning district with the
condition that parking be addressed. The Coirunission agreed in principle that a driveway
length of thirty-six foot would be required and that this would be sufficient to accommodate
two typical cars. The applicant agreed to adjust the driveway and building setbacks to address
the Commissiori s concerns, subject to the approvai of the Design Review Committee.
DISCUSSION
The project has been revised to incorporate the conditions required by the Planning
Coirunission. Each unit will have a single-car garage with an apron long enough to reasonably
accommodate two cars in a tandem configuration. One of the homes has a thirty-six foot
driveway while the other is nearly forty feet. These adjustments were made while retaining a
minimum five-foot side setback between the new units and existing neighbors, as requested by
the Coxrunission.
Prepared by: Peter Gilli, Senior Planner ~
Approved by: Ciddy Wordell, City Planner ~,(,C,G~Zc'~~~
Attachments•
Model Resolution
Plan Set
U-2004-07 Approved Plans
a-i
DIR-2004-19
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, Califarnia 95014
MODEL RESOLUTION
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING A
MINOR MODIFICATION TO A PREVIOUSLY APPROVED USE PERMIT AND
ARCHITECTURAL SITE APPROVAL ENCOMPASSING MINOR ADJUSTMENTS TO
ACCOMMODATE PARICING.
SECTION I: PROTECT DESCRIPTION
Application No.: DIR-2004-19
Applicant: Danny Lee
Location: 10078 Santa Clara Avenue
SECTION II: FINDINGS
WHEREAS, the necessary public notices have been given in accardance with the Procedural
Ordinance of the City of Cupertino, and the Design Review Committee has held one or more
public hearings on this matter; and
WHEREAS, the applicant has met the burden of proof required to support said application;
and has satisfied the following requirements:
1. The proposal, at the proposed location, will not be detrunental or injurious to property
or improvements in the vicinity, and will not be detrimental to the public health,
safety, general welfare, or convenience;
2. The proposal is consistent with the purposes of this chapter, the General Plan, and
zoning ordinance;
3. Abrupt changes in building scale is avoided and a gradual transition related to height
and bulk is achieved; and
4. Design harmony between new and existing buildings and structures is protected
through the use of consistent or compatible design and color schemes
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the design review application is hereby approved subject to the
conditions which are enumerated in this Resolution beginning on page 2 thereof; and
That the subconclusions upon which the findings and conditions specified in this resolution
are based and contained in the public hearing record concerning Application DIR-2004-19 set
forth in the Minutes of the Design Review Committee meeting of, September 15, 2004, and
are incorporated by reference as though fully set forth herein.
a-~
Resolution No. DIR-2004-19 September 15, 2004
Page 2
SECTION III. CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED EXHIBITS
Approval is based on a plan set entitled: "New Construction for: Cupertino Construction
10078 Santa Clara Avenue° dated August 10, 2004, except as may be amended by
conditions in this resolution.
2. NOTICE OF FEES DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees, dedication
requirements, reservation requirements, and other exactions. Pursuant to Government
Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the
amount of such fees, and a description of the dedications, reservations, and other
exactions. You are hereby further notified that the 90-day approval period in which you
may protest these fees, dedications, reservations, and other exactions, pursuant to
Government Code Section 66020(a), has begun. If you fail to file a protest within this 90-
day period complying with all of the requirements of Section 66020, you will be legally
barred from later challenging such exactions.
PASSED AND ADOPTED this 15th day of September 2004, at a Regular Meeting of the
Design Review Committee of the City of Cupertino, State of California, by the following roll
call vote:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ATTEST: APPROVED:
Ciddy Wordell, Gilbert Wong, Chairperson
City Planner Design Review Committee
a -3
DIR-2004-19
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION N0.171
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING A
MINOR MODIFICATION TO A PREVIOUSLY APPROVED USE PERMIT AND
ARCHITECTURAL SITE APPROVAL ENCOMPASSING MINOR ADJUSTMENTS TO
ACCOMMODATE PARKING.
SECTION I: PROTECT DESCRIPTION
Application No.: DIR-2004-19
Applicant: Danny Lee
Location: 10078 Santa Clara Avenue
SEC'I'ION II: FINDINGS
WHEREAS, the necessary public notices have been given in accordance with the PPocedural
Ordinance of the City of Cupertino, and the Design Review Committee has held one or more
public hearings on this matter; and
WHEREAS, the applicant has met the burden of proof required to support said application;
and has satisfied the following requirements:
1. The proposal, at the proposed location, will not be detrimental or injurious to property
or improvements in the vicinity, and will not be detrimental to the public health,
safety, general welfare, or convenience;
2. The proposal is consistent with the purposes of this chapter, the General Plan, and
zoning ordinance;
3. Abrupt changes in building scale is avoided and a gradual transition related to height
and bulk is achieved; and
4. Design harmony between new and existing buildings and structures is protected
through the use of consistent or compatible design and color schemes
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the design review application is hereby approved subject to the
conditions which are enumerated in this Resolution beginning on page 2 thereof; and
That the subconclusions upon which the findings and conditions specified in this resolution
are based and contained in the public hearing record concerning Application DIR-2004-19 set
forth in the Minutes of the Design Review Committee meeting of, September 15, 2004, and
are incorporated by reference as though fully set forth herein.
Resolution No.171 DIR-2004-19 September 15, 2004
Page 2
SECTION III. CONDITIONS ADMINISTERED BY THE CONIMUNITY DEVELOPMENT
DEPT.
1. APPROVED EXHIBITS
Approval is based on a plan set entitled: "New Construction for: Cupertino Construction
10078 Santa Clara Avenue' dated August 10, 2004, except as may be amended by
condirions in this resolution.
2. NOTICE OF FEES DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees, dedication
requirements, reservation requirements, and other exactions. Pursuant to Government
Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the
amount of such fees, and a description of the dedications, reservations, and other
exactions. You are hereby further notified that the 90-day approval period in which you
may protest these fees, dedications, reservations, and other exactions, pursuant to
Government Code Section 66020(a), has begun. If you fail to file a protest within this 90-
day period complying with all of the requirements of Section 66020, you will be legally
barred from later challenging such exactions.
PASSED AND ADOPTED this 15~ day of September 2004, at a Regular Meeting of the
Design Review Committee of the City of Cupertino, State of Califomia, by the following roll
call vote:
AYES: COMMISSIONERS: Commissioner Miller and Chairperson Wong
NOES: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ATTEST: APPROVED:
/s/ Ciddy Wordell /s/ Gilbert Wong
Ciddy Wordell, Gilbert Wong, Chairperson
City Planner Design Review Committee
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To: Design Review Coirunittee Date : September 15,2004
From: Gary Chao, Assistant Planner
Subject: Application: R-2004-23
Location: 10303 Scenic Drive
Project Description: Residential design review of a 2,526 square foot first and second story
addition, and exception for second story to exceed 35% of the first story, and a second story
rear deck exception, for a total house size of 4,172 square feet.
RECOMMENDATION:
Staff recommends that the Design Review Coirunittee take the following action:
1. Approve R-2004-23 subject to the model resolution.
BACKGROUND
The project is located on a 10,173 square foot site that allows for a 4,577 square foot house.
The proposed new house is approximately 4,172 square feet (41 % F.A.R.) and is within the
allowable building day light plane. The project has been reviewed and approved by the City's
Architectural Consultant.
~ DISCUSSION
The project confarms to all of the prescriptive regulations in Section 19.28.060 in terms of size,
setbacks, and height with the following exceptions:
35 % Second Floor to First Floor Ratio:
According to Section 18.28.060(B3) of the Zoning Ordinance, the floor area of a second story
must not exceed 35% of the existing or proposed first story or six hundred square feet,
whichever is greater. The proposed second floor area will be approximately 42% (1,236 S.F.)
of the ground floor area. The intent of this rule is to control the apparent mass of the proposed
second floor and provide articulation from the ground floor. The proposed house provides
excellent exterior architectural treatment and detailing. In addition, the proposed design and
articulation exceeds homes that are normally within the ordinance, which addresses the mass
and bulk concerns. Lastly, the proposed house fits in well with the existing homes of the
neighborhood in term of style and architecture.
Staff supports the exception to allow the proposed second floor to exceed 35% of the ground
floor given its exceptional design and acceptable mass and bulk relative to the neighboring
houses. Staff believes the proposed second story addition is acceptable, and the exceptions can
meet the following findings:
~-I
August 18, 2004 R-2004-23 Page 2 of 3
1. That the literal enforcement of the provisions of this title will result in restrictions
inconsistent with the spirit and intent of this title.
The purpose of the zoning ordinance section 19.28.060 (B3) &(E5a) is to ensure that the second
story will not be overly massive and that its apparent mass will not impact the neighborhood.
In staff's opinion, the proposed project is consistent with the intent of the ordinance and will
not impact the neighborhood since it provides excellent design and second story articulation.
2. That the approval of the exceptions will not result in a condition that is materially
detrimental to the public health, safety, or welfare.
The proposed project is an allowed use and is compatible with the surrounding neighborhood
in terms of setbacks, height, mass, style, and design.
3. That the exceptions to be granted are ones that will require the least modification of the
prescribed regulations and the minimum variance that will accomplish the purpose.
The proposed second floor meets all of the setback rules and its design is consistent with the
intent of the ordinance. The exception of a 42% second floor to first floor ratio requires the
least modifications to the prescribed regulations in order to accomplish the expansion.
4. The proposed exception will not result in a hazardous condition for pedestrian and
vehicular traffic.
The proposed project is away from any public streets and will not affect vehicular traffic.
5. The proposed development is otherwise consistent with the City's General Plan and with
the purpose of this Chapter as described in Section 16.28.010.
The project is consistent with the General Plan and zoning in that it is a single-family use. In
addition, the proposed project is within the allowable square footage and meets the intent of
the prescribed by the Zoning Ordinance.
Second Story Decks
Two second story decks are proposed as part for this project. One deck will face the street and
one deck will face the rear yard. The proposed decks compliment the design of the house and
provide more articulation and interest to the second floor.
PrivacV
The applicant is required to plant privacy protection trees along the right, left and rear
property lines. A final landscaping plan indicating city approved screening trees must be
submitted to the Planning Department for approval prior to issuance of building permits. All
of the privacy protection trees will be recorded as a covenant on the property and the final
landscaping plan must be reviewed and approved by the Planning Department prior to
issuance of building permits.
2 ~_'l
OLi
August 18, 2004 R-2004-23 Page 3 of 3
Prepared by: Gary Chao, Assistant Planner ,
Approved by: Ciddy Wordell, City Planner ~2 G='r'2~-~'~
Attachments•
1. Model Resolution
2. Plan Set
3 ~
R-2004-23
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
MODEL RESOLUTION
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING A
2,477 SQUARE FOOT FIRST AND SECOND STORY ADDITION, AND EXCEPTION FOR
THE SECOND STORY TO EXCEED 35% OF THE FIRST STORY; AND A SECOND STORY
REAR DECK EXCEPTION, FOR A TOTAL HOUSE SIZE OF 4,172 SQUARE FEET.
SECTION I: PROTECT DESCRIPTION
Application No.: R-2004-23
Applicant: Duk Lee (Sung Lee residence)
Location: 10303 Scenic Drive
SECTION II: FINDINGS
WHEREAS, the necessary public notices have been given in accordance with the Procedural
Ordinance of the City of Cupertino, and the Design Review Coirunittee has held one or>more
public hearings on this matter; and
WHEREAS, the applicant has met the burden of proof required to suppart said application;
and has satisfied the following requirements:
1. The project is consistent with the Cupertino Comprehensive General Plan, any
applicable specific plans, zoning ordinances and the purposes of Chapter 19.28 of the
Cupertino Municipal Code.
2. The granting of this permit will not result in a condition that is detrimental or
injurious to property ar improvements in the vicinity, and will not be detrimental to
the public health, safety or welfare;
3. The proposed addition/home is harmonious in scale and design with the general
neighborhood;
4. The proposed addition/home is generally consistent with design guidelines
developed by the Directar of Community Development;
5. The proposed addition/home will not result in significant adverse visual impacts as
viewed from adjoining properties.
4
Model Resolution R-2004-23 September 15, 2004
Page 2
6. The literal enforcement of the provisions of this chapter will result in restrictions
inconsistent with the spirit and intent of this chapter;
7. The granting of this exception will not result in a condition that is materially
detrimental to the public health, safety and welfare;
8. The exception granted is one that will require the least modification of the prescribed
design regulation and the minimum variance that will accomplish the purpose;
9. The proposed exception will not result in significant visual impact as viewed from
abutting properties.
NOW, THEREFORE, BE IT RESOLVED:
That after carefui consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the design review application is hereby approved subject to the
conditions which are enumerated in this Resolution beginning on page 2 thereof; and
That the subconclusions upon which the findings and conditions specified in this resolution
are based and contained in the public hearing record concerning Application R-2004-23 set
forth in the Minutes of the Design Review Coirunittee meeting of, September 15, 2004, and
are incorporated by reference as though fully set forth herein.
SECTION III. CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED PROTECT
This approval is for a 2,526 square foot first and second story addition, and exception for
the second story to exceed 35% of the first story; and a second story rear deck exception,
for a total house size of 4,172 square feet, based on the plan set entitled "Lee's Residence,
(House Two Stary Addition) 10303 Scenic Blvd., Cupertino, CA" dated 12/01/03,
consisting of 10 pages, except as may be amended by conditions in this resolution.
2. PRIVACY PROTECTION COVENANT
The property owner shall record a covenant on this property to inform future property
owners of the privacy protection measures and tree protection requirements. The precise
language will be subject to approval by the Director of Community Development. Proof
of recordation must be submitted to the Community Development Department prior to
final occupancy of the residence.
3. PRIVACY SCREENING TREES
A detailed landscaping plan shall be submitted to the Planning Department for review
and approval prior to issuance of building permits. The landscaping plan shall indicate
City's approved privacy protection trees to screen views from new second story windows
and decks in accordance with the R1 Ordinance.
4-5
Model Resolution R-2004-23 September 15, 2004
Page 3
4. CONSULTATION WITH OTHER DEPARTMENTS
The appiicant is responsible to consult with other departments and/or agencies with
regard to the proposed project for additional conditions and requirements. Any
misrepresentation of any submitted data may invalidate an approval by the Design
Review Committee.
5. NOTICE OF FEES DEDICATIONS RESERVATIONS OR OTHER EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees, dedication
requirements, reservation requirements, and other exactions. Pursuant to Government
Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the
amount of such fees, and a descriptionpf the dedications, reservations, and other
exactions. You are hereby further notified that the 90-day approval period in which you
may protest these fees, dedications, reservations, and other exactions, pursuant to
Government Code Section 66020(a), has begun. If you fail to file a protest within this 90-
day period complying with all of the requirements of Section 66020, you will be legally
barred from later challenging such exactions.
PASSED AND ADOPTED this 15w day of September 2004, at a Regular Meeting of the
Design Review Committee of the City of Cupertino, State of California, by the following roll
call vote:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ATTEST: APPROVED:
Ciddy Wordell Gilbert Wong, Chairperson
City Planner Design Review Committee
G: \ Planning \ DRC ~ res \ R-2004-23 res.doc
4-v
R-2004-23
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION N0.172
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING A
2,477 SQUARE FOOT FIRST AND SECOND STORY ADDITION, AND EXCEPTION FOR
THE SECOND STORY TO EXCEED 35% OF THE FIRST STORY; AND A SECOND STORY
REAR DECK EXCEPTION, FOR A TOTAL HOUSE SIZE OF 4,172 SQUARE FEET.
SECTION I: PROTECT DESCRIPTION
Application No.: R-2004-23
Applicant: Duk Lee (Sung Lee residence)
Location: 10303 Scenic Drive
SECTION II: FINDINGS
WHEREAS, the necessary public notices have been given in accordance with the Procedural
Ordinance of the City of Cupertino, and the Design Review Committee has held one or more
public hearings on this matter; and
WHEREAS, the applicant has met the burden of proof required to support said application;
and has satisfied the following requirements:
1. The project is consistent with the Cupertino Comprehensive General Plan, any
applicable specific plans, zoning ordinances and the purposes of Chapter 19.28 of the
Cupertino Municipal Code.
2. The granting of this permit will not result in a condition that is detrimentai or
injurious to property or improvements in the vicinity, and will not be detrimental to
the public health, safety or welfare;
3. The proposed addition/ home is harmonious in scale and design with the general
neighborhood;
4. The proposed addition/home is generally consistent with design guidelines
developed by the Director of Community Development;
5. The proposed addition/home will not result in significant adverse visual impacts as
viewed from adjoining properties.
Resolution No.172 R-2004-23 September 15, 2004
Page 2
6. The literal enforcement of the provisions of this chapter will result in restrictions
inconsistent with the spirit and intent of this chapter;
7. The granting of this exception will not result in a condition that is materially
detrimental to the public health, safety and welfare;
8. The exception granted is one that will require the least modification of the prescribed
design regulation and the minimum variance that will accomplish the purpose;
9. The proposed exception will not result in significant visual impact as viewed from
abutting properties.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
subxnitted in this matter, the design review application is hereby approved subject to the
conditions which are enumerated in this Resolution beginning on page 2 thereof; and
That the subconclusions upon which the findings and conditions specified in this resolution
are based and contained in the public hearing record concerning Application R-2004-23 set
forth in the Minutes of the Design Review Coinmittee meeting of, September 15, 2004, and
are incorporated by reference as though fully set forth herein.
SECTION III. CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED PROTECT
This approval is for a 2,526 square foot first and second story addition, and exception for
the second story to exceed 35% of the first story; and a second story rear deck exception,
for a total house size of 4,172 square feet, based on the plan set entitled "Lee's Residence,
(House Two Story Addition) 10303 Scenic Blvd., Cupertino, CA" dated 12/01/03,
consisting of 10 pages, except as may be amended by conditions in this resolution.
2. PRIVACY PROTECTION COVENANT
The property owner shall record a covenant on this property to inform future property
owners of the privacy protection measures and tree protection requirements. The precise
language will be subject to approval by the Director of Community Development. Proof
of recordation must be submitted to the Community Development Department prior to
final occupancy of the residence.
3. PRIVACY SCREENING TREES
A detailed landscaping plan shall be submitted to the Planning Department for review
and approval prior to issuance of building permits. The landscaping plan shall indicate
City's approved privacy protection trees to screen views from new second story windows
and decks in accordance with the Rl Ordinance.
Resolution No.172 R-2004-23 September 15, 2004
Page s
4. CONSULTATION WITH OTHER DEPARTMENTS
The applicant is responsible to consult with other departments and/or agencies with
regard to the proposed project for additional conditions and requirements. Any
misrepresentation of any submitted data may invalidate an approval by the Design
Review Coinmittee.
5. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees, dedication
requirements, reservation requirements, and other exactions. Pursuant to Government
Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the
amount of such fees, and a description of the dedications, reservations, and other
exactions. You are hereby further notified that the 90-day approval period in which you
may protest these fees, dedications, reservations, and other exactions, pursuant to
Government Code Section 66020(a), has begun. If you fail to file a protest within this 90-
day period complying with all of the requirements of Section 66020, you will be legally
barred from later challenging such exactions.
PASSED AND ADOPTED this 15~ day of September 2004, at a Regular Meeting of the
Design Review Committee of the City of Cupertino, State of Califbrnia, by the following roll
call vote:
AYES: COMMISSIONERS: Commissioner Miller and Chairperson Wong
NOES: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ATTEST: APPROVED:
/s/ Ciddy Wordell /s/ Gilbert Wong
Ciddy Wordell Gilbert Wong, Chairperson
City Planner Design Review Committee
G: ~Planning~DRC~res~R-2004-23 res.doc
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To: Design Review Coirunittee Date :September 15, 2004
From: Gary Chao, Assistant Planner
Subject: Application: R-2004-27
Location: 10060 Carmen Road
Project Description: Residential design review of a new two-story 3,629 square foot residence
and a second story deck exception.
RECOMMENDATION:
Staff recommends that the Design Review Committee take the following action:
1. Approve R-2004-27 subject to the model resolution.
BACKGROUND
The project is located on a 8,066 square foot site that allows for a 3,629 square foot house. The
proposed new house is approximately 3,628 square feet (44.9% F.A.R.) and is within the
allowable building day light plane. The project has been reviewed and approved by the City's
Architectural Consultant.
DISCUSSION
The project conforms to all of the prescriptive regulations in Section 19.28.060 in terms of size,
setbacks, and height.
Second Story Decks
Two decks are proposed as part for this project. One is located on the first floor level and does
not require review. The second deck is located on the second floor level rear elevation having
views to the rear and the right of the property. This deck will have partial views into the
neighbors' yards at the rear. Since the subject site is higher in elevation, the view impacts from
the proposed deck will be addressed with privacy protection trees and the only views left will
be the roofs of the neighboring house. When the privacy screening trees mature, the views to
the roof should also be blocked. Privacy protection trees will also screen the views from the
deck to the yards of the neighbor to the right of the property. Both decks are designed to fit in
well with the proposed house.
Privacv
The applicant is required to plant privacy protection trees along the rear and right property
lines to screen views from new two story windows with sill heights 5 feet or lower and the
views from the second story deck. A final landscaping plan indicating the City's approved
screening trees must be submitted to the Planning Department for approval priar to issuance
of building permits. All of the privacy protection trees will be recorded as a covenant on the
property and the final landscaping plan must be reviewed and approved by the Planning
Department prior to issuance of building permits.
~p - ~
September 15, 2004 R-2004-27 Page 2 of 2
Prepared by: Gary Chao, Assistant Planner
Approved by: Ciddy Wordell, City Planner ~
t/~~%',cf/
Attachments•
1. Model Resolution
2. Plan Set
2 Uj -o~.
R-2004-27
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
MODEL RESOLUTION
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING A
NEW, TWO-STORY 3,629 SQUARE FOOT RESIDENCE AND A SECOND STORY DECK
EXCEPTION.
SECTION I: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
R-2004-27
Jing Quan (Kidambi residence)
10060 Carmen Road
SECTION II: FINDINGS
WHEREAS, the necessary public notices have been given in accordance with the Procedural
Ordinance of the City of Cupertino, and the Design Review Committee has held one or more
public hearings on this matter; and
WHEREAS, the applicant has met the burden of proof required to support said application;
and has satisfied the following requirements:
1. The project is consistent with the Cupertino Comprehensive General Plan, any
applicable specific plans, zoning ordinances and the purposes of Chapter 19.28 of the
Cupertino Municipal Code.
2. The granting of this permit will not result in a condition that is detrimental or
injurious to property or improvements in the vicinity, and will not be detrimental to
the public health, safety or welfare;
3. The proposed addition/home is harmonious in scale and design with the general
neighborhood;
4. The proposed addition/home is generally consistent with design guidelines
developed by the Director of Community Development;
5. The proposed addition/home will not result in significant adverse visual impacts as
viewed from adjoining properties.
(P-3
Model Resolution R-2004-27 September 15, 2004
Page 2
6. The literal enfarcement of the provisions of this chapter will result in restrictions
inconsistent with the spirit and intent of this chapter;
7. The granting of this exception will not result in a condition that is materially
detrimental to the public health, safety and welfare;
8. The exception granted is one that will require the least modification of the prescribed
design regulation and the minimum variance that will accomplish the purpose;
9. The proposed exception will not result in significant visual impact as viewed from
abutting properties.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the design review application is hereby approved subject to the
conditions which are enumerated in this Resolution beginning on page 2 thereof; and
That the subconclusions upon which the findings and conditions specified in this resolution
are based and contained in the public hearing record concerning Application R-2004-27 set
forth in the Minutes of the Design Review Committee meeting of, September 15, 2004, and
are incorporated by reference as though fully set forth herein.
SECTION III. CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED PROTECT
This approval is for a new, two-story 3,629 square foot residence and a second story deck
exception, based on the plan set entitled "New Residence, 10060 Carmen Road,
Cupertino, CA" dated August 23, 04, consisting of 10 pages, except as may be amended
by conditions in this resolution.
2. PRIVACY PROTECTION SCREENING
A detailed landscaping plan shall be submitted to the Planning Department for review
and approval prior to issuance of building permits. The landscaping plan shall indicate
City's approved privacy protection trees to screen views from second story windows and
decks in accordance with the Rl Ordinance.
3. CONSULTATION WITH OTHER DEPARTMENTS
The applicant is responsible to consult with other departments and/or agencies with
regard to the proposed project far additional conditions and requirements. Any
misrepresentation of any submitted data may invalidate an approval by the Design
Review Committee.
c~-4
Model Resolution R-2004-27 September 15, 2~~4
Page 3
4. PRIVACY PROTECTION COVENANT
The property owner shall record a covenant on this property to inform future property
owners of the privacy protection measures and tree protection requirements. The precise
language will be subject to approval by the Directar of Community Development. Proof
of recordation must be submitted to the Community Development Department prior to
final occupancy of the residence.
5. MINIMUM SECOND STORY WALL OFF SET RULE
The applicant shall make the necessary revisions to provide a minimum two feet deep by
six feet wide wall offset to exterior walls over 24 feet wide on the second story. Revised
plans shall be reviewed and approved by the P1azuling Department prior to issuance of
building permits.
6. MINIMUM BUILDING SETBACK FROM FENCE
A minimum of 5 feet setback (or to a distance satisfactory to the Fire and Building
Department) shall be provided from the proposed home to any perimeter fence. A
revised fence plan shall be provided to the Planning Department for review and approval
prior to issuance of building permits.
7. NOTICE OF FEES DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees, dedication
requirements, reservation requirements, and other exactions. Pursuant to Government
Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the
amount of such fees, and a description of the dedications, reservations, and other
exactions. You are hereby further notified that the 90-day approval period in which you
may protest these fees, dedications, reservations, and other exactions, pursuant to
Government Code Section 66020(a), has begun. If you fail to file a protest within this 90-
day period complying with all of the requirements of Section 66020, you will be legally
barred from later challenging such exactions.
PASSED AND ADOPTED this 15~ day of September 2004, at a Regular Meeting of the
Design Review Committee of the City of Cupertino, State of California, by the following roll
call vote:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
ABSENT: COMMISSIONERS:
5
Model Resolution R-2004-27 September 15, 2004
Page 4
ATTEST: APPROVED:
Ciddy Wordell Gilbert Wong, Chairperson
City Planner Design Review Coinmittee
G: ~ Planuing\ DRC~ res~ R-2004-27 res.doc
w
R-2004-27
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION N0.173
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO APPROVING A
NEW, TWO-STORY 3,629 SQUARE FOOT RESIDENCE AND A SECOND STORY DECK
EXCEPTION.
SECTION I: PROiEC'T DESCRIPTION
Application No.: R-2004-27
Applicant: Jing Quan (Kidambi residence)
Location: 10060 Carmen Road
SECTION II: FINDINGS
WHEREAS, the necessary public notices have been given in accordance with the Procedural
Ordinance of the City of Cupertino, and the Design Review Committee has held one or more
public hearings on this matter; and
WHEREAS, the applicant has met the burden of proof required to support said application;
and has satisfied the following requirements:
1. The project is consistent with the Cupertino Comprehensive General Plan, any
applicable specific plans, zoning ordinances and the purposes of Chapter 19.28 of the
Cupertino Municipal Code.
2. The granting of this permit will not result in a condition that is detrimental or
injurious to property or improvements in the vicinity, and will not be detrimental to
the public health, safety or welfare;
3. The proposed addition/home is harmonious in scale and design with the general
neighborhood;
4. The proposed addition/ home is generally consistent with design guidelines
developed by the Director of Community Development;
5. The proposed addition/home will not result in significant adverse visual impacts as
viewed from adjoining properties.
Resolution No.173 R-2004-27 September 15, 2004
Page z
6. The literal enforcement of the provisions of this chapter will result in restrictions
inconsistent with the spirit and intent of this chapter;
7. The granting of this exception will not result in a condition that is materially
detrimental to the public health, safety and welfare;
8. The exception granted is one that will require the least modification of the prescribed
design regulation and the minimum variance that will accomplish the purpose;
9. The proposed exception will not result in significant visual impact as viewed from
abutting properties.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the design review applicarion is hereby approved subject to the
conditions which aze enumerated in this Resolution beginning on page 2 thereof; and
That the subconclusions upon which the findings and conditions specified in this resolution
are based and contained in the public hearing record concerning Application R-2004-27 set
forth in the Minutes of the Design Review Committee meeting of, September 15, 2004, and
are incorporated by reference as though fully set forth herein.
SECTION III. CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED PROTECT
This approval is for a new, two-story 3,629 square foot residence and a second story deck
exception, based on the plan set entided "New Residence, 10060 Carmen Road,
Cupertino, CA" dated August 23, 04, consisting of 10 pages, except as may be amended
by conditions in this resolution.
2. PRIVACY PROTECTION SCREENING
A detailed landscaping plan shall be submitted to the Planning Department for review
and approval prior to issuance of building permits. The landscaping plan shall indicate
City's approved privacy protection trees to screen views from second story windows and
decks in accordance with the R1 Ordinance.
3. CONSULTATION WITH OTHER DEPARTMENTS
The applicanf is responsible to consult with other departments and/or agencies with
regard to the proposed project for additional conditions and requirements. Any
misrepresentation of any submitted data may invalidate an approval by the Design
Review Committee.
Resolution No.173 R-2004-27 September 15, 2004
Page s
4. PRIVACY PROTECTION COVENANT
The property owner shall record a covenant on this property to inform future property
owners of the privacy protection measures and tree protection requirements. The precise
language will be subject to approval by the Director of Community Development. Proof
of recordation must be submitted to the Community Development Department prior to
final occupancy of the residence.
5. MINIMUM SECOND STORY WALL OFF SET RULE
The applicant shall make the necessary revisions to provide a minimum two feet deep by
six feet wide wall offset to exterior walls over 24 feet wide on the second story. Revised
plans shall be reviewed and approved by the Planning Department prior to issuance of
building permits.
6. MINIMUM BUILDING SETBACK FROM FENCE
A minimum of 5 feet setback (or to a distance satisfactory to the Fire and Building
Department) shall be provided from the proposed home to any perimeter fence. A
revised fence plan shall be provided to the Planning Department for review and approval
prior to issuance of building permits.
7. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees, dedication
requirements, reservation requirements, and other exactions. Pursuant to Government
Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the
amount of such fees, and a description of the dedications, reservations, and other
exactions. You are hereby further notified that the 90-day approval period in which you
may protest these fees, dedications, reservations, and other exactions, pursuant to
Government Code Section 66020(a), has begun. If you fail to file a protest within this 90-
day period complying with all of the requirements of Section 66020, you will be legally
barred from later challenging such exactions.
PASSED AND ADOP'I'ED this 15~ day of September 2004, at a Regular Meeting of the
Design Review Committee of the City of Cupertino, State of California, by the following roll
call vote:
AYES: COMMISSIONERS: Commissioner Miller and Chairperson Wong
NOES: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
ABSENT: COMMISSIONERS:
Resolution No.173 R-2004-27 September 15, 2004
Page 4
ATTEST: APPROVED:
/s/ Ciddv Wordell /s/ Gilbert Won~
Ciddy Wordell Gilbert Wong, Chairperson
City Planner Design Review Committee
G: ~ Planning ~ DRC~ res ~ R-2009-27 ies.doc
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